Concealed and inaccessible areas
The single biggest limitation is that the inspection is visual. Anything the inspector cannot see is outside what can be reported on.
- Inside wall cavities, under floor coverings, behind fixed linings and inside sealed sections of the structure.
- Waterproofing membranes in wet areas and on balconies, which sit under the tiles. What can be reported is elevated moisture and damage to surrounding finishes, not the condition of the membrane itself.
- Any area where safe access was not available on the day — a roof space with no access hatch, a subfloor too tight to enter, a roof too steep or too high to walk safely, or an area obstructed by stored goods.
Where an area could not be accessed, it should be recorded in the report as a limitation rather than left unmentioned. If access becomes available later, a further inspection of that area can be arranged.
Matters requiring a different specialist
Some things are outside the scope not because they are hidden, but because assessing them properly requires a different licence and a different kind of assessment. In those cases the correct outcome is a referral, not a guess.
| Matter observed | Who should assess it |
|---|---|
| Cracking to masonry, slabs or load-bearing walls, including repaired cracking | Structural engineer |
| Decks, balconies, verandas, pergolas, handrails, stairs and retaining walls | Structural engineer — and the structure should not be overloaded until assessed |
| Electrical items outside safe condition | Licensed electrician |
| Plumbing, drainage and stormwater matters | Licensed plumber or drainer |
| Elevated moisture requiring investigation of its source | The relevant licensed trade, and a timber pest inspector where conducive conditions are involved |
Services CYTE does not provide
Some assessments are separate services entirely and are not part of a building and pest inspection. These include asbestos and mould testing, flood, tidal and subsidence assessment, strata record and sinking-fund inspections, pool safety certification, and any form of building certification or code compliance assessment. If one of these is relevant to a property, the appropriate licensed professional should be engaged directly.
A timber pest inspection is also specific to timber pests — termites, borers and wood decay fungi. It is not a general pest inspection and does not cover cockroaches, rodents, spiders, ants or other household pests. That is a common misunderstanding, and worth being clear about before booking.
Why the limitations section matters
Buyers skip it. It is the part of the report that tells you what the inspection could and could not see, which is precisely the information you need to judge how much comfort to take from a short findings list. A report on a property where the subfloor could not be entered is a different document from one where it could, even if the findings look similar.
For what the classifications in the findings mean, see what is a major defect.